Dublin BZA tables Graham residence request for shed and retaining walls

The Dublin Board of Zoning Appeals voted to table a nonuse area variance request from Tyler and his design team that would allow retaining walls and a 20-by-16-foot shed to encroach into a rear-yard setback at 4789 Kerrigan Ridge Drive.

Tammy Noble, a City of Dublin staff member, presented the application and described significant contour changes across the lot — approximately a 24-foot descent across the property — and advised the board that, while two of the four Criteria B factors may be met, none of Criteria A’s three required findings were clearly satisfied based on the current submittal. "Based on the review of those two criteria, we are recommending disapproval of the nonuse area variance," Noble said.

Applicant Tyler Graham and designer Jeff Hausler of Hidden Creek Landscaping explained the design choices: the lot’s steep slope, the location of mature trees the team wanted to preserve, drainage considerations on a river-front lot, and the desire to create safe, usable backyard space for young children. Graham said the proposed shed placement and retaining walls are intended to avoid removing large trees and to provide stability and drainage. He added the project has HOA approval and at least one neighbor’s written support.

Board members probed alternatives and the feasibility of moving the shed to another site on the lot. Members acknowledged the retaining-wall proposal could be justified by topography and safety concerns but expressed reservations about the proposed shed location because the record suggested alternate, compliant locations might exist that would reduce visual impact. Staff reminded members of BZA rules that prevent submission of new materials less than 15 days before a meeting without the board suspending rules; the staff read the relevant rule and explained the process to accept late evidence.

Given the technical questions (engineered retaining-wall placement, drainage, and whether the shed is inextricably tied to the retaining walls), the applicant asked the board to table the case to prepare additional evidence and explore alternatives. The board voted to table the application to the next available meeting (members present voted to table by majority), and staff provided guidance on resubmittal timing and the board’s ability to consider supplemental material if good cause is shown.

What it means: Tabling preserves the applicant’s ability to refine plans and supply additional documentation. Staff said if the applicant submits changes they should coordinate with city planners and be mindful of the 15-day submittal rule unless the board votes to suspend that rule.

Next steps: The applicant may revise plans, submit supplemental evidence consistent with the BZA rules, and return to the board for renewed consideration. Staff indicated available dates and advised the applicant to work with planning staff on any revised materials.